Bond fund holders are making a strong return with both high yields and fund values increasing with rates declining. 

You could have given notice on 12/7 that her rent was increasing on 02/01.

EXAMPLE: a local HC has a single comcast email address for their entire office - mysteriously, they seem to be always losing emails and asking us to resend multiple times.The good news is they finally increased their max rental amounts a few years ago, so they are now more competitive. 

If the current rents are below market, maybe it’s time for some modest increases, from what I’ve heard many landlords do this gradually.

You should be able to balance paying down your home quicker than the standard 30 years while still investing in real estate, so instead of 1-2 a year, maybe 1 every 2 years?  

If renting how much will it increase the rent and how long would it take you to make the investment back via the increased rent. 

https://www.har.com/content/department/mlsHouston Real Estate Highlights in November, 2024:-Single-family home sales increased 6.0 percent year-over-year;-Days on Market (DOM) for single-family homes went from 48 to 52 days;-Total property sales were up 3.3 percent with 7,750 units sold;-Total dollar volume rose 11.1 percent to $3.1 billion;-The single-family median price was up 1.5 percent to $329,900;-The single-family average price climbed 4.1 percent to $418,903; -Single-family home months of inventory registered a 4.4-months supply, up from 3.5 months last November.

@Robert Piercethat's pretty standard

Just a few other tips - you can increase your weekly and monthly discounts. 

This allows you to buy using a LO, but you don't have to sell to the tenant, which allows you to have a standard tenant in place.